HomeMy WebLinkAboutP-205-79CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N. SMITH, M.C.I.P., Director
HAMPTON, ONTARIO -LOB 1JO TEL. (416)263-2231
REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF November 8, 1979.
REPORT NO.: P-205-79
SUBJECT: Courtice Urban Area Plan
Correspondence from R. K. Webb on behalf of Courtice
Heights Developments Limited
BACKGROUND:
Council considered the attached letter from R. K. Webb
on October 9, 1979 and referred it to the Director of Planning for
a Report to Planning and Development Committee.
COMMENT:
Staff have reviewed Mr. Webb's letter according to the
sequence of points raised. A copy of Mr. Webb's letter is attached
for reference.
Point 1 Section A.3 "Background"
It is noted that Section A.3 does not form part of the
"actual amendment" to the former Darlington Township Official
Plan. Reference to the Dillon Plan was included for information
only. Staff agree that it would be more accurate to indicate that
a portion of the Dillon Plan was approved but do not feel the point
raised is of serious consequence to the approval of the Courtice
Urban Area Plan.
Staff does not feel that a modification to Section A.3 is
warranted.
r� n
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Point 2 Section B.1.1.2 (iii)
The wording "further studies must be completed prior to
consideration of development proposals" is intended to indicate
that Council will not consider approval of subdivision appli-
cations prior to the completion of the necessary environmental
impact analysis. As Committee is aware, staff is currently pre-
paring neighbourhood plans for Areas 1 and 2 as identified on
Schedule 4 of the Urban Area Plan. Indirectly, staff is consid-
ering development proposals, as submitted plans are being considered
as input to the neighbourhood planning process. Staff also note
that submitted plans were considered in the preparation of the Urban
Area Plan itself. For the purpose of clarification staff would
support a change to Section 1.1.2 (iii) as follows:
1.1.2 (iii) Schedule 3 defines those lands which have been
identified as environmentally sensitive and for
which further studies must be completed prior to
the approval of development proposals.
Point 3 Schedule 3 Environmentally Sensitive Areas
Staff have included the generalized environmentally sensi-
tive areas on Schedule 3 of the Urban Area Plan to correspond with
the designations shown on Amendment 19 to the Durham Regional Offi-
cial Plan. Staff have also included a clause in the Urban Area
Plan noting that nothing within the Urban Area Plan shall be construed
as preventing the development of plans having received draft approval
prior to the adoption of the Urban Area Plan. Under these circum-
stances staff do not feel that the status of the Courtice Heights
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draft approved subdivisions is affected. However, staff would
have no objection to a revision to Schedule 3 to clearly include
the Courtice Heights draft approved subdivisions if felt appropriate
by Committee and Council.
Staff have no objection to a revision to Schedule 3.
Points 4, 5 and 6 Sequence of Neighbourhood Plan
Preparation and Staging
Points 4, 5 and 6 relate to concerns about the sequence of
development plan preparation and the staging of development.
A number of landowners in Courtice have expressed concerns
similar to those submitted by Mr. Webb. Staff have noted on a
number of occasions that Schedule 4 of the Urban Area Plan is in-
tended to indicate the sequence of neighbourhood plan preparation.
It has been noted that there is no requirement in the plan to indicate
that draft plan approvals must proceed in sequence, only that a neigh-
bourhood plan must be adopted prior to approval of subdivision plans.
It is possible for a subdivision in Area 3 on Schedule 4 to be draft
approved before plans in Areas One and Two, given that neighbourhood
plans for areas One and Two are not adopted for whatever reasons.
order to clarify the intent of the Urban Area Plan in
respect of neighbourhood plan preparation, staff would support a
modification to Section B.1.1.2 (iv) as follows:
B.1.1.2 (iv) Schedule 4 defines the sequence for the Preparation
of Neighbourhood Development Plans.
Staff further suggest that Schedule 4 be relabelled as:
"The sequence of Neighbourhood Development Plan Preparation" with
'9
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draft approved subdivisions is affected. However, staff would
have no objection to a revision to Schedule 3 to clearly include
the Courtice Heights draft approved subdivisions if felt appropriate
by Committee and Council.
Staff have no objection to a revision to Schedule 3.
Points 4, 5 and 6 Sequence of Neighbourhood Plan
Preparation and Staging
Points 4, 5 and 6 relate to concerns about the sequence of
development plan preparation and the staging of development.
A number of landowners in Courtice have expressed concerns
similar to those submitted by Mr. Webb. Staff have noted on a
number of occasions that Schedule 4 of the Urban Area Plan is in-
tended to indicate the sequence of neighbourhood plan preparation.
It has been noted that there is no requirement in the plan to indicate
that draft plan approvals must proceed in sequence, only that a neigh-
bourhood plan must be adopted prior to approval of subdivision plans.
It is possible for a subdivision in Area 3 on Schedule 4 to be draft
approved before plans in Areas One and Two, given that neighbourhood
plans for areas One and Two are not adopted for whatever reasons.
order to clarify the intent of the Urban Area Plan in
respect of neighbourhood plan preparation, staff would support a
modification to Section B.1.1.2 (iv) as follows:
B.1.1.2 (iv) Schedule 4 defines the sequence for the Preparation
of Neighbourhood Development Plans.
Staff further suggest that Schedule 4 be relabelled as:
"The sequence of Neighbourhood Development Plan Preparation" with
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corresponding legend changes to read Area One, Area Two and
Area Three.
Staff suggest that policy B.2,8.2 (iii) be correspondingly
revised as follows:
B.2.8.2 (iii) Policies in respect of the staging of development
in the Courtice Urban Area shall be incorporated
into this Plan by amendment. In considering such
_olicies the Town of Newcastle shall have regard
for the potential financial implications of devel-
opment as may be determined by a "Financial Impact
Analysis" to be undertaken by the Town. In consid-
ering staging policies, the Town shall consider de-
velopment of the Courtice Community Central Area as
described in Section 2.5.2 as a first priority in the
development of the Courtice Urban Area.
Points 7 and 8
Points 7 and 8 deal with the population ranges for residential
neighbourhoods. The population figures in Appendix C.5 are based on
assumptions as to the amount of environmentally sensitive lands, with-
out precise information. The wording of Section B.2.1.2 (1) C indi-
cates that a reduction in permitted populations may be necessary and
also notes that adjustments to the population guidelines may be made
without amendment to the plan.
Staff do not feel that a modification to Section B.2.1.2 (1) C
is warranted.
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Point 9
Point 9 relates to Section B.2.1.2 (iii) (b) wherein
Neighbourhood Development Plans shall be prepared and approved
by the Town prior to the approval of subdivision plans.
Staff feel that subdivision plans should not be considered
in isolation of their neighbourhood. In order to ensure that
neighbourhood densities and overall neighbourhood land use and
road patterns are consistent with the Urban Area Plan, staff feel
it is critical that neighbourhood plans be adopted for each neigh-
bourhood prior to subdivision approvals.
Staff do not feel that a modification to Section B.2.1.2 (iii
b) is warranted.
Point 10
Point 10 refers to Section 8.2.1.3 (ii) of the Urban Area
Plan and the requirements for an environmental analysis. The environ-
mental analysis refers to the study to be conducted by the Town of
Newcastle as per Regional Official Plan Amendment 19. The environmental
analysis will determine the amount of developable land and the scale
and density of development that may be undertaken in those areas iden-
tified on Schedule 3. The environmental analysis will be an independent
study undertaken by the Town and used in preparing neighbourhood develop-
ment plans.
Staff do not feel that a modification to Section B.2.1.3 (ii
0
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Point 9
Point 9 relates to Section B.2.1.2 (iii) (b) wherein
Neighbourhood Development Plans shall be prepared and approved
by the Town prior to the approval of subdivision plans.
Staff feel that subdivision plans should not be considered
in isolation of their neighbourhood. In order to ensure that
neighbourhood densities and overall neighbourhood land use and
road patterns are consistent with the Urban Area Plan, staff feel
it is critical that neighbourhood plans be adopted for each neigh-
bourhood prior to subdivision approvals.
Staff do not feel that a modification to Section B.2.1.2 (iii
b) is warranted.
Point 10
Point 10 refers to Section 8.2.1.3 (ii) of the Urban Area
Plan and the requirements for an environmental analysis. The environ-
mental analysis refers to the study to be conducted by the Town of
Newcastle as per Regional Official Plan Amendment 19. The environmental
analysis will determine the amount of developable land and the scale
and density of development that may be undertaken in those areas iden-
tified on Schedule 3. The environmental analysis will be an independent
study undertaken by the Town and used in preparing neighbourhood develop-
ment plans.
Staff do not feel that a modification to Section B.2.1.3 (ii
a
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Point 11
Point 11 refers to Section B.2.3.3 (ii) and the method
for calculating the parkland cash -in -lieu requirements. The policy
in 8.2.3.3 (ii) is consistent with current Town Policy.
Staff do not feel that any modification to Section B.2.3.3 (ii
is warranted.
Point 12
Point 12 refers to Section B.2.4.2 (ii) (a) and the required
Environmental Impact Analysis. As referred to under Point 10, the
Environmental Impact Analysis will be an independent study under-
taken by the Town. Detailed terms of reference, to be prepared,
will define the scope of the study in detail.
Staff do not feel that a modification to Section B.2.4.2 (ii
a) is warranted.
Point 13
Point 13 refers to Section B.2.8.2 (ii) and the planned
Courtice population of 20,000 people. The planned population is
consistent with the Regional Official Plan, and as previously indi-
cated serves as a guideline for the preparation of neighbourhood plans
and the consideration of subdivisions. Staff note that the 30,000
person population combines the planned population and 50% reserve
capacity policy of the Region.
Staff do not feel that a modification to Section B.2.8.2 (ii
is warranted.
M
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Point 14
Point 14 refers to Section B.2.8.2 (iii); refer to the
proposed modification under Points 4, 5 and 6.
As Committee is aware, the Town is in the process of under-
taking a Financial Impact Analysis for the entire Town. The results
of that study may have a bearing on the approval of development in
Courtice and should be recognized in the Urban Area Plan.
Staff do not feel that a modification to Section B.2.8.2 (iii
as revised) is warranted.
Point 15
Point 15 refers to Section B.2.8.2 (iv) and the requirements
for the Storm Water Management Study now underway in the Courtice
Area.
As Committee is aware, the Storm Water Management Study is
designed to test alternative water management schemes and is felt
to be a critical tool for evaluating development proposals. Staff
feel that it is important to recognize the Storm Water Management
Study in the Urban Area Plan.
Staff do not feel that the deletion of Section B.2.8.2 (iv
Point 16
Point 16 refers to Section B.3.7 and the conformity of
public works and by-laws to the Urban Area Plan. Section B.3.7
is consistent with current legislation.
Staff do not feel that a modification to Section B.3.7 is
warranted.
Point 17
Point 17 refers to Section B.2.4.2 (iv) (b) refers to the
Hazard Lands designation on Schedule 2 of the Urban Area Plan.
Point 17 is similar in effect to Point 3. While staff does not
feel that the hazard land designation on Schedule 2 affects the
status of the approved Courtice Heights Subdivisions, we would
have no objection to a revision to Schedule 3 to clearly include
the Courtice Heights draft approved subdivisions if felt appropriate
by Committee and Council.
Point 18
Point 18 refers to the designation of existing Prestonvale
Road as a collector.
As staff have noted, the Courtice Urban Area Plan sets out
policies and designations for the ultimate development of Courtice.
It has been noted that existing Prestonvale Road will serve to carry
increased volumes of traffic and will be upgraded to accommodate same.
However, as the urban Area Plan is designed to indicate the ultimate
development of Courtice, it is appropriate to indicate the ultimate
road designations.
Staff do not feel that a modification to the road designations
CONCLUSION:
Staff feel that it would be appropriate to request the
Regional Municipality of Durham to make the modifications to the policies
and text of the Courtice Urban Area Plan as outlined in this report and to
adopt the Courtice Urban Area Plan as revised.
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RECOMMENDATION:
That the Planning and Development Committee recommend to
Council that the following resolution be adopted:
"WHEREAS the Town of Newcastle deems it appropriate
to make certain further modifications to the proposed
Urban Area Plan for Courtice for the purposes of clari-
fication,
BE IT NOW THEREFORE RESOLVED:
That the Town of Newcastle hereby requests the Regional
Municipality of Durham to make the modifications to the
Courtice Urban Area Plan outlined in the attached staff
report and to adopt the Courtice Urban Area Plan incor-
porating the requested modifications as soon as possible."
Respectfully submitted,
DNS:lb D. N. Smith, M.C.I.P.
October 31, 1979 Director of Planning
RONALD K. WEBB, O.C.
THOMAS M. DUNN, B,A„LL,D.
CHRISTIAN G. SCHULZE, D.A ,1.1 ,D.
BRUCE w. TINSLEY, B A.,LL.B,
J. DAVID OSTLER, D.A„LL.B.
ROBERT C. CHRISTIE, B,A.,LL.B
COU NSEI.
BASIL T, CLARK, O.C.
A.GRENVILLE DAVIS, O.C.
11916-19731
DAVIS, WEBS
BARRISTERS AND SOLICITORS
Al Gf.ORGE Sr SOUTH
BRAMPTON, ONTARIO
L 6 IP4
Mayor G.B.Rickard and Members of Council,
Corporation of the Town of Newcastle,
40 Temperence Street
BOWMANVILLE, Ontario
L1C 3A6.
Dear Mr. Mayor and Members of Council,
OCT 19�C9
111iG DEPnRTN1ENT
TELEPHONES
BRAMPTON
451-6714
T01 -40N r0
AREA CODE 416
4th October, 1979
Re: Courtice Urban Area Plan
i act on behalf of Courtice Heights Developments, the
owner of five parcels of land in the Courtice area of the Town
of Newcastle. I have had an opportunity to review the above
mentioned draft plan which was considered and tabled by Council
on September 10, 1-979 and which was the subject of a Council
arranged public meeting at the Courtice Secondary School on
September 26, 1979, The following comments and concerns are
presented for your consideration:
1. Section A.3 "Background” should specify that only Stages A
and B of the Dillon plan for the Courtice area were
approved by Council as general and modifiable guidelines
for assessing development proposals. The current wording
/ mistakenly suggests that the entire plan was approved
by Council.
2. Section B 1.1.2(iii) indicates that for those lands
which have been identified as environmentally sensitive
on Schedule 3 "furt-her studies must be completed prior to
consideration of development proposals". This wording
prohibits any consideration of the'development proposal
prior to the environmental study being completed. This
unduly restrictive wording should be modified to reflect
the wording of Amendment No. 19 to the Durham Regional
Official Plan which was approved by Council on September
5, 1979. The Regional wording in Section 1.3.9 states
that "prior to approving a development application within
the environmentally sensitive areas" the area municipal
Council in co-operation with the Region and CLOCA shall
conduct a study. The Regional wording permits development
applications to be at least considered and processed to
a point before the environmental study is conducted or.
completed.
/ Continued...
LOT "7" flown of Newcastle
.October 4th,, 1179 •
Par 2,
f
r
DAYS, WFnn
3. Although Schedule 3 reportedly reflects the environmentally
sensitive areas shown on proposed Amendment No. 19 to
the Durham Regional Official. Plan, the sensitive area
designation which appears to affect part Of subdivision
18T-76048 located at the northwest corner of Nash
and Trull's Road should be modified Road
residentialLo reflect the
urban already approved by
Municipal )3oard • Ththe Ontario
is is i.n keeping with proposed
Section 1,2,2 of the Regional Official Plan which
indicates that the extent and exact location of such
areas would be determined at the time of development
application. Since application has been made and a
the generalized designation is no longer appropriate. g PPropriate.
4. Sections 1..1..2 (iv) refers to Schedule 4 which defines
"the sequence in which Urban development within the
Courtice Urban Area shall proceed."
entitled Staging Plan, show, This schedule,
described in Section 2 1 2 i three
() This
which are
2.1.2(i) (��) primarily addresses Although Section
neighbourhood dcvcdevelopmentthe preparation of
Plans which are components of
each community, Section B 2.8.2 iii
clearly
that "the staging of development shall
with Section 2.1.2(i(a) of bein accordance
this Urban Area Plan
describing the sequence for the preparation of.l.i
Development Plans as delineated on Schedule 4". Neighbourhood
These portions of the proposed Plan clearly
lac
subdivision 18T-76027 in SLage 2 and subdivisionc18T-76048
in Stage 3 of development even though both subdivisions
were draft approved by the Ontario Municipal Board.
<\ Although Section B 2.1.3 (vii)
states
any provision to the contrar "Notwithstanding
v� g within
shall be construed as preventing plan
lof
of this plan
plan
plans having received draft approval. prior to the adoption
there is nothing in this plan which would
safeguard Courtice Heights Developments from delays
arising from the application of the staging sequence to
the Courtice area, Although such •delays might not
the eventual. development of these two subdivisions, prevent
could result .in substantial t_i m, los
These two subdivisions should clearly be included as
Stage 1 development to reflect the actual approvals
received. They should not be referred to as some sort
of exception to a general overall development strategy
the case P
which would appear to be
urban area Plan. case n the current draft
Continued....
,,Town of Newcastle
October 4, 1979
Page 3
DAYS, WEUB
5. Section B 2.1.2(i)(a) indicates that residential
\ neighbourhoods are labelled numerically on Schedule 4
whereas no such labelling is shown. This may be a
drafting oversight and should be corrected. Currently
only Schedule 2 shows a numerical 1ahellint{ of neigh-
bourhoods,
6. The staging of development as currently proposed by the
Town poses some real planning, social, and financial
problems:
(a) Currently proposed staging prevents the early
rounding out of Neighbourhood 2b in which subdivision
18T-76027 is Located since lands adjacent to that
subdivision are placed in Stage 2. Similarly,
Neighbourhood 3a in which subdivision 18T-76048 is
located cannot be rounded out since lands adjacent
to that subdivision are placed in Stage 3.
S
(b) The Placing of Neighhour.h6ods 2h and 3a in Stades 2
and 3 respectively completely negates the efforts of
the Town over the past several years to foster a
distinct- and separate community identity for the
Courtice area. The current staging which allows
only Neighbourhoods la and lb to proceed in Stage 1
encourages the development of. Courtice as a;mere
suburb of Oshawa.
9h�
Historically, the M.V. Jones Study of 1.974-75 placed
currently proposed Neighbourhoods 2b and 3a in
Phase I along with Neighbourhoods la and lb which
were considered an infilling proposition and which
perhaps would develop over two phasing periods.
Subsequently, in 1976 the M.M.Dillon Study again
placed currently proposed Neighbourhoods 2b and 3a
in the first two stages of development (A & B
respectively) and suggested that Neighbourhood 2c
containing the Community Central Area be staged third.
Neighbourhoods la and lb were staged fourth by this
study. The IBI Group's study of 1978-79 placed
currently proposed Neighbourhood 2b in Stage 1 and
about 60% of Neighbourhoods 3a and 3b in Stage 1.
About 70% of Neighbourhood la and all of Neighbour-
hood lb were placed in Stege 1 as well.
From this review it is evident that there have been
consistent study recommendations for the past five
years which focus development initially and primarily
in currently proposed Neighbourhoods 2b and 3a.
Town of Newcastle
October 4•,1979
Page 4
Davis, WEaO
Historically it is also evident that there have
been varying opinions as to which lands other than
Neighbourhoods 2b and 3a should be included in the
first stage of development.
(c) The proposed staging prevents the early utilization
of the sanitary services and watermains east of
Farewell Creek which have recently been constructed
by the Region of Durham. By placing lands east of
Farewell Creek (which are tributary to the sanitary
sewer and which can easily connect to the trunk
watermain) in Stages 2 and 3, the Town is plainly
restricting the generation of regional development
charges which are required to repay the OHAP loan for
those services.
7. Section B 2.1.2 (i) (c) indicates that the population
ranges for residential neighbourhoods are "intended only
as guidelines and are based upon the potential develop-
ment of those lands without regard to environmental
sensitivity". A review of Appendix C.5 "Population
Projections" does not substantiate this statement but
in fact shows that environmental sensitivety has in fact
been taken into account when allocating population.
According to that table, high and medium-high environ-
mentally sensitive areas are identified in the acreage
breakdown for each neighbourhood. While undeveloped land
in general has a population density of 15 persons per
acre, these environmentally sensitive lands are given a
very low density of about 4.5 persons per acre. The
allocated population Tor Neighbourhood 3a reflects this
calculation. 'Phe allocated population for Neighbourhoods
3b and 3c suggest that porhaps a more conservative
density may have been used for environmentally sensitive
lands (the allocated population is 435 persons .less
than the projected population calculated on an acreage
basis) .
8. Section B 2,1.2(i)(c) indicates concerning neighbour-
hood population figures that upon the completion of
environmental and storm water management studies "it may
be necessary to reduce the permitted population to
reflect the sensitivity of any given area" and that
these figures "may be revised without amendment to this
plan''. This approach arbitrarily assumes that population
reduction is the only method of coping with environmental
problems. Increased densities resulting in less land
consumption could be just as valid an approach to solving
environmental problems. This latter approach might not
Continued...
m
Town'of Newcastle
October 4, 197.9
Page` 6 DAWS,
necessitate a reduction in the neighbourhood population
and could result in a slight. increase. Hence it would
be more appropriate to delete the word "reduce" and
replace it with "adjust." so as not to pre -judge the
solution to an environmental. problem.
9. Section B 2.1.2(iii) (b) indicates that "Neighbourood
Development Plans shall be prepared and approved by the
Council of the Town of Newcastle prior to approval of
plans of subdivision". The current wording prevents
Council from approving subdivisions prior to Council's
approval_ of the neighbourhood development plan. If
+
Council encounters problems with part of the neighbourhood
development plan which does not directly affect a plan
of subdivision but which delays the approval of an
\" overall development plan, Council should be permitted to
approve the subdivision. It would, therefore, be more
appropriate to delete the word "shall" and insert the
word "may" in its place..
10. Section B 2.1.3(ii) states that "any proposal for
development within an area identified as being environmentally
sensitive in Schedule 3 shall be preceded by a detailed
field investigation to assess the environmental character-
?. ionship to
isti.cs of the subject property and their relat
other components of the environmental system as a whole".
n Since the scale of development is not defined, an
individual requesting even a dimple severance in an
lY "b environmentally sensitive area will presumably have t
perform an exhaustive and ex ensive lr
�nnmental'm a t
�r
na ysis as efiin Section 2 4-2._ In addition, the
dned -
proposed policy requires that the environmental impact
analysis "precede" the development proposal. The wording
of proposed Section 1.3.9 of the Regional Official Plan
.indicates that such a study should be conducted "prior" to
approving a development application". This wording perms
an e_ nvironme tat-Utt1aV fie YAP conducted dur q the course
of processinn a development ��nosal rather than requI in
into precede the proposal. This is reasonable since
it is not possible to determine the positive or negative
effects of a development as required by Section 2.4.2(ii)
if none is proposed. It is suggested that the words "shall
be preceded" be replaced by "may be accompanied".
Section B 2.3.3.(ii) indicates that the cash -in -lieu
calculation for parks will be based on the "market value
(� of the lands upon draft approval". The Government of
Ontario White Paper on The Planning Act states on page 131
that the date of valuation should be fixed as immediately
"prior to the granting of planning approval" so as to
�l, Continued.... '
6 ' Town `of Newcastle
October 4, 7.9 7 9
Page, -6 Davis, WEan
"not reflect the added value accruing as a result of the
planning approval". :It is, therefore, suggested that the
word "upon" he placed with the phrase "immediately
prior to".
.1.2.
Section n 2.4.2(ii) (a) indicnVes that the Environmental
Impact Analysis shall contain information about the
relationship of the site to "other components of the
environmental system or the viability of the system as
a whole". This is too broad a mandate and could dictate
�
examining tenuous relationships spanning the continent.
The scope of the environmental systems needs to be more
precisely defined and limited.
13.
Section B 2.8.2. (ii_) indicates that Council shall encourage
"the design of all utilities to accommodate the population
capacities shown on Schedule 2". Schedule 2 only shows
neighbourhood populations which total 20,100 persons.
This statement conflicts with Section 2.1.2 (i) •(c) which
`
states that the Courticr_ urban area has "a ceiling of
30,000 persons based on servicing design capacities". The
design of services should reflect the neighbourhood
servicing capacities shown on Column M of Appendix C.5
which total 30,000 persons.
14.
Section R 2.8.2 (iii) indicates that "the Town may
consider modifications to this sequencing of development
at such time as additional information, relative to
development costs, has been obtained through a Financial
:Impact Analysis undertaken by the Town". While a number
of municipalities have in the past attempted to perform
financial impact studies of broad development areas, the
results have prover} less than reliable since many
assumptions and generalizations were required in developing
a.comput-er model.. According to experts in this field,
only financial impact studies relating to specific
development proposals in a specific set of existing
circumstances provide any meaningfil results. It is,
therefore, suggested that the wording "through a Financial
Impact Analysis undertaking by Che Town" be deleted.
15. Section B 2.8.2 (iv) states that the "preparation of
Neighbourhood Development Plans and the approval of plans
of subdivision and severances shall be subject to the
findings of the said Storm Water Management Study".
This study is currently being performed by Totten Sims
Hubicki and the consultant's findings may or may not be
accepted by Town Council. Furthermore, the current
wording does not make allowances for alternative approaches
to a particular storm management problem which may be at
variance with but just as effective as a finding of the
Storm Management Study. Since the Town and ChOCA are already
directly involved in the appr.o'val of subdivisions and hence
in the approval of what i.s an acceptable storm management
ToWn. of Newcastle
October 4 , ...1.979
Page 7
Davis. WEE313
scheme, this section should be deleted.
16. Section B 3.7 indicates that 11.1 public works "shall
conform to the policies of this Urban Area Plan". The
recent Government of Ontario White Paper on The Planning
Act states -on page 76 that "while maintaining the principle
of section 19, only general. conformity of by -Laws and
public works to an official plan will be required".
In view ofth.i s statement, Jt is suct(josted that the -
word "generally" be inserted before the word "conform"
in this section.
17. Section B 2.4.2(iv)(b) states that Schedule 2. provides
a general. indication of the location of Hazard Lands
within the Courtice Urban Area. The extent and exact
location of such Hazard Lands shall be determined during
the preparation of Neighbourhood Development Plans and.
identified in the respective restricted area (zoning)
by-law". The wording of Section 1.2.4 of the Regional
Official Plan is similar and indicates that "the extent
and exact location of such Hazard Lands shall be determined
in the respective zoning hy--laws". Since the extent and
exact location of Ll1e }lalar-d land has in fact been
determined through the ,approval of the zoning by-law for
subdivision 18T-76048, it is not appropriate for the Town
to continue to use the broad general hazard land
designation at in the Regional Official Plan. The
hazard. land designation through this subdivision should be
modified to reflect what has already been engineered and
agreed to by the authoriLies having -jurisdiction.
18. For reasons detailed in my April 24, 1979 letter to the
Town, the Cour_tire Urban Area Plan should recognize that
existing Prestonvale Road will have a collector function
in the immediate future. Although the Town is seeking to
establish a new collector west of Prestonvale Road, as
shown on Schedule 2, the alignment of this new road will
depend on resolving planning issues in Neighbourhood 2a.
The new collector will only be functional when that area
develops. In the meantime, the collector function of
existing Prestonvale Road should be recognized in the
interim.
If you have any questions or comments regarding the issues
raised, please do not hesitate to contact me.
IRKW/vc .
c.c. Mr. A.SLarkman
Mr. S . 1'rci�dmnn .
Yours truly,
DAVIS, WF:BB ;r
per:
(R.K.Webb)